You need to start building relationships with the bank though. 

I have about 100K in equity in my multi which I'm house hacking.I am looking for banks that will work in NJ area who will HELOC at 100% or 95% to fund my next flip / multi investment. - I know Huntingon does 100% but they're in Ohio and don't do work in NJ as well as some others I came across.Your help/recommendations are much appreciated!

When it comes to refi, look for mortgage or small banks that will refi based on the asset, not your ability to repay the debt.

After completion of each phase, I will refinance through a local bank.

All the banks want atleast 20% down.

We found a bank owned home very much below market price listed at 350k, ARV comps going for at least 500k, think this one would be closer to 550k all finished.

You basicly become your own bank.

I have excellent credit, zero debt, and a decent amount of cash in the bank.

Typically, the loan mods that I've seen from the banks and hedge funds involve "deferred principal," and only modify the note and not the Deed of Trust or the Mortgage.  

Looking for recommendations to cash out refi 4plex in Arizona.Would it be better to go with local bank or a broker?